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Property profile & analytics
OFF-MARKET
Estimated value
$35,760,000
Apartment buildings
8979 10th St Hillsboro, OR 97006-2926
Entity Owned
8-yr Hold
Free & Clear
Property ID
US71-1534360
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Total area
161,607 SF
Lot
2.59 ac (112,820 SF)
Zoning code
UC-MU
APN
1N236BC-01400
UPID
US71-1534360
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$35.76M
Blend (final)
Blend
$35.76M
Owner & transaction history
Breit Mf Amberglen LLC · 8 yrs held
Breit Mf Amberglen LLC
since 2017
5 recorded transactions
Zoning & alternative use
UC-MU · Hillsboro, OR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The UC-MU zone implements either the MU-UR Mixed Use Urban Residential Plan designation, the MU-UE Mixed-Use Urban Employment Plan designation, or the MU-I Mixed-Use Urban Institutional Plan designation, providing opportunities for a range of medium to high density Housing Types such as townhomes, apartments and condominiums) with an urban character, constru…
Zone name
Urban Center Mixed Use Urban Density
General category
MIXED_USE
Zone area
201.26 ac
Source
Realmo
Top alternative use upside
Medical building
$51.5M
+43.0%
Restaurant
$48.9M
+35.8%
Commercial (general)
$44.2M
+22.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Hillsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsboro submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$36,030,000
Current use
MEDICAL BUILDING
$51,525,000
Change: +43% · Conversion: Moderate
RESTAURANT
$48,920,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$44,195,000
Change: +23% · Conversion: Moderate
RETAIL STORES
$38,580,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$28,885,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$35.76M
Range $32.18M – $39.34M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$221 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$233,476
Tax year 2023
Assessed value
$12,949,010
Assessed 2023
Previous assessed
$12,571,860
+3.0% YoY
Effective rate
1.80%
On assessed value
Land market value
$3,300,000
Improvement market value
$41,592,040
Total market value
$44,892,040
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Heating
NONE
Total area
161,607 SF
Lot
2.59 ac (112,820 SF)
Zoning code
UC-MU
APN
1N236BC-01400
UPID
US71-1534360
Jurisdiction
WASHINGTON
Zoning & alternative use
UC-MU · Hillsboro, ORZoning UC-MU · permitted uses
UC-MU · Hillsboro, OR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The UC-MU zone implements either the MU-UR Mixed Use Urban Residential Plan designation, the MU-UE Mixed-Use Urban Employment Plan designation, or the MU-I Mixed-Use Urban Institutional Plan designation, providing opportunities for a range of medium to high density Housing Types such as townhomes, apartments and condominiums) with an urban character, constructed at or near the street frontage and sidewalk
Zone name
Urban Center Mixed Use Urban Density
General category
MIXED_USE
Zone area
201.26 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$36.0M
MEDICAL BUILDING
Est. value
$51.5M
RESTAURANT
Est. value
$48.9M
COMMERCIAL (GENERAL)
Est. value
$44.2M
RETAIL STORES
Est. value
$38.6M
WAREHOUSE, STORAGE
Est. value
$28.9M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Lot
2.59 ac
Current owner
From public records · entity-resolved
Breit Mf Amberglen LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2019
—
Breit Mf Amberglen LLC
—
Deed
related
$62,732 · Holliday Fenoglio Fowler
Nov 28, 2017
$95,289,000
Breit Mf Amberglen LLC
Amberglen West Apartments LLC
Warranty Deed
related
—
Apr 3, 2017
—
Amberglen West Apartments LLC
—
Loan Modification
related
$57,658,000 · Us Bk
Mar 30, 2015
—
Amberglen West Apartments LLC
—
Grant Deed
related
$57,658,000 · Us Bk
—
—
Breit Mf Amberglen LLC
—
Deed Of Trust
related
$62,732 · Holliday Fenoglio Fowler
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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